Terraced house in Rua de São José, Zona Ribeirinha, Portimão Cidade, Portimão
Terraced house in Rua de São José, Zona Ribeirinha, Portimão Cidade, Portimão — image 2Terraced house in Rua de São José, Zona Ribeirinha, Portimão Cidade, Portimão — image 3Terraced house in Rua de São José, Zona Ribeirinha, Portimão Cidade, Portimão — image 4Terraced house in Rua de São José, Zona Ribeirinha, Portimão Cidade, Portimão — image 5
Grade C+villamid-range

Terraced house in Rua de São José, Zona Ribeirinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€1.2M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

62%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €42,073/yr
Average Daily Rate: €187
Payback Period: 35.0 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 54.9 / 100
Comparable Properties: 15
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.4M

+14.4% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €55/m² × 405 m²)
Light touch-ups — paint, fixtures, deep clean.		€22,275
(€12,150–€32,400)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 3
Bathrooms: 4
Building: 405 m²
Land: 130 m²
Style: portuguese-traditional
Condition: good
Year Built: 2010
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

river_and_bridge_viewtraditional_cobblestone_street_entrance

Score Breakdown

ROI
11.07
Visual Appeal
9.8
Ownership Security
13
Location
9.36
Land & Space
2.51
Rental Demand
6.16
Payback Speed
0
STR Suitability
3

Description

Triplex villa with 3 en-suite bedrooms with stunning views of the Riverside Area and Arade River and a restaurant on the ground floor. Close to various amenities, services, commerce, hypermarkets with enormous potential. The villa is composed of: Ground Floor: Restaurant | Bar with 123m2, including 3 bathrooms, servic

Location

📍 37.1402°N, 8.5340°W

· Portimão, Algarve, Portugal

View on PERA Premium Properties →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Terraced house in Rua de São José, Zona Ribeirinha, Portimão Cidade, Portimão

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
405 m²
Land Plot
130 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$295K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$2,494/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
43.6 yr
Rental only

Property details

Year built: 2010
Energy: C
Condition: good

Description

Triplex villa with 3 en-suite bedrooms with stunning views of the Riverside Area and Arade River and a restaurant on the ground floor. Close to various amenities, services, commerce, hypermarkets with enormous potential. The villa is composed of: Ground Floor: Restaurant | Bar with 123m2, including 3 bathrooms, servic

Income Breakdown

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Nightly Rate (ADR)
$276/night
50% ($127)Brixfox estimate($276/night)200% ($507)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$29,930
Airbnb data$276/night · 62% occupancy
Rental income
$276/night · 62% occ.
$61,947
Running costs (20%)
Utilities, cleaning, maintenance
-$12,389
Income tax (10%)
Indonesian rental income tax
-$17,345
Property tax
Annual property tax
-$2,283
Net income
2.3% ROI
$29,930

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$24,212
($13,207–$35,217)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,490,571

Gross yield (asking)

4.7%

True gross yield (all-in)

4.2%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
Capital appreciation
Property value growing at +4%/yr based on Portimão market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$146K
Total Position
$1.6M
+34%
6.0%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$316K
Total Position
$2.1M
+74%
5.7%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$740K
Total Position
$3.4M
+181%
5.3%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$1.3M
Total Position
$5.2M
+334%
5.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$254 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $254 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
2.1%
$2,249/mo
52% occ.
2.6%
$2,836/mo
62% occ.
3.1%
$3,423/mo
current
72% occ.
3.7%
$4,010/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.